HANCOCK METROPOLITAN HOUSING AUTHORITY
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Transcript HANCOCK METROPOLITAN HOUSING AUTHORITY
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cell phone during
the Briefing
Please – no text
messaging during
the Briefing
DO YOU HAVE QUESTIONS
ON YOUR FILE???
Please return to
our Main Lobby
after the
Briefing…a Case
Worker will be
available to answer
your questions.
HANCOCK METROPOLITAN
HOUSING AUTHORITY
Chartered Under
State of Ohio
September 27, 1991
HANCOCK METROPOLITAN
HOUSING AUTHORITY
Hancock
R e g io n a l
P la n n in g
C o m m is s io n
C ity
of
F in d la y
Hancock
C o u n ty
C o m m is s io n e r s
HANCOCK METROPOLITAN
HOUSING AUTHORITY
Board
of
Commissioners
Donna Ruse
Chairperson
Local Realtor
Various Board
Nancy Stephani
Vice
Chairperson
Robert J. Fox
Secretary
Social Services
Findlay
City Schools
Various Board
Various Boards
Michael C.
Noggle
Chuck Rogers
Attorney
Financial
Services
Various Boards
Various Boards
HMHA MISSION….
Provide Safe, Decent, Sanitary and
Affordable Housing
for Low Income Families
in our Community
Casey J. Ricker
Deputy Director
HCV HQS Inspector
HANCOCK COUNTY
AGENCIES WORKING
TOGETHER
Associated
Charities
Community Action Commission
Agency on Aging
Hancock Christian Clearing
House
Salvation
Army
AHI
Hope House
HMHA
HCCIL
Blanchard Valley
Center
Job & Family
Services
Open Arms
L & M Housing
ADAHMS
Century Health
FROM 53 VOUCHERS
IN 2000 TO...
CURRENTLY
ASSISTING
OVER 700
FAMILIES
APPLICATION PROCESS
Pre-Application
Eligibility Determination
Verifications (includes Criminal Records)
Waiting List
Voucher Funding Available
Issue Voucher, Request for Tenancy Approval
Briefing Interview Guide
The first steps in the process are
Applicant completes application and
provides required documentation
HMHA determines if the household is
income eligible
Head of Household attends a Voucher
Briefing and Family Obligations are
explained to the prospective client
The family looks for safe, decent housing
that rents within the guidelines provided
by HMHA
The family is provided with
Voucher – Expires in 60 days
Request for Tenancy Approval (RTA)
A list of available units
An estimate of an affordable rent amount
within the 30% to 40% guideline
established by HUD
Briefing Guide containing overview of
the Housing Choice Voucher (HCV)
Program
NEED AN EXTENSION ON YOUR
VOUCHER??
Must request IN WRITING
Sample form in your Briefing Packet
Complete Original Form in our office and
provide supporting documentation
DO YOU NEED A REASONABLE
ACCOMMODATION??
Must request IN WRITING
Sample form in your Briefing Packet
Complete Original Form in our office and
provide supporting documentation
HCV PROGRAM RENTAL ASSISTANCE IS
A 3-WAY PARTNERSHIP
Congress
Appropriates
Funding
HUD
Provides Funding
To PHA
Program Regulations and ACC
specifies PHA Obligations and
Voucher Funding
PHA
Administers
Program
Voucher specifies Family
Obligations
Family
(Program
Participant)
Housing Assistance Payments (HAP)
Contract specifies Owner and PHA
Obligations
Lease specifies Tenant
and Landlord
Obligations
Owner / Landlord
FAMILY OBLIGATIONS
When the family’s unit is approved and all
paperwork has been completed,
THE FAMILY MUST FOLLOW THE RULES
in order to continue to participate in the Housing
Choice Voucher Program
Any information the family supplies MUST
be true and complete
FAMILY OBLIGATIONS
Supply any information the PHA or HUD
determines necessary…
Disclose and verify social security numbers
and sign consent forms
• Supply any information to PHA to verify the
family is living in the unit or information
related to family absence from the unit
FAMILY OBLIGATIONS
Promptly notify the PHA IN WRITING
when family is away from unit for an extended time
• Allow PHA to inspect at reasonable time after
reasonable notice
• Notify the PHA and owner IN WRITING
before moving out of unit of terminating lease
FAMILY OBLIGATIONS
Use of assisted unit must be the family’s only
residence
Promptly notify the PHA IN WRITING of
birth, adoption, court-awarded custody
Request PHA and Landlord WRITTEN
APPROVAL to add any other family member as
occupant of the unit
Promptly notify the PHA IN WRITING if any
family member no longer lives in unit
FAMILY OBLIGATIONS
Give PHA a copy of any owner 3-day,
10-day or 30-day eviction notice
Pay your portion of the rent
Pay utility bills and provide and maintain
any appliances the owner is not required
to provide under the lease
FAMILY OBLIGATIONS
DO NOT
Own or have interest in the assisted unit
Commit any serious or repeated
violations of the lease
Commit fraud, bribery or any other corrupt
or criminal act in connection with the program
FAMILY OBLIGATIONS
DO NOT
Engage in drug-related or violent criminal activity
Sublease the unit
Receive HCV Program housing assistance
while receiving another housing subsidy under any
other Federal, State or local Program
FAMILY OBLIGATIONS
DO NOT
Damage the unit or premises (other than normal wear
and tear
Receive HCV Program assistance while residing in a
unit owned by a family member unless the PHA has
determined that approving the unit would provide a
reasonable accommodation for a family member who
is a person with disabilities
Engage in abuse of alcohol that threatens the health,
safety, or right to peaceful enjoyment of other
residence and persons residing in the immediate
vicinity of premises
DO NOT MOVE INTO THE
UNIT UNTIL HMHA
APPROVES UNIT
DO NOT GIVE THE
LANDLORD A SECURITY
DEPOSIT UNTIL UNIT IS
APPROVED BY HMHA
Tenant Responsibilities
Search for desirable unit – List of vacant
units in your packet
Ask prospective landlord if they accept
a Housing Choice (Metro) Voucher
Present prospective landlord with RTA
to be completed
Return the RTA to our office
HMHA RESPONSIBILITIES
When RTA is Returned
Calculate income and gross rent – must be
within the 30% to 40% HUD guidelines
Schedule inspection with the landlord
Inform landlord and tenant if the unit is
approved
Prepare rent reasonableness comparison
study
DO NOT MOVE IN UNTIL HMHA APPROVES
UNIT
HMHA RESPONSIBILITIES
If the inspection fails, HMHA will advise the
Landlord what has failed and what
corrections are required
Landlord will have an opportunity to make
required repairs
DO NOT MOVE INTO THE UNIT UNTIL
HMHA APPROVES UNIT
How we calculate the estimate
Total household income and any allowances is
calculated
Household MUST pay at least 30% of their
monthly adjusted income toward their portion
of the rent
Household portion of the rent plus any utilities
the tenant must pay cannot exceed 40% of the
monthly adjusted income
Have you reported ALL household income?
Have you reported ALL household members?
Is a family member paying some or all of
your bills?
2008 Payment Standards
(Hancock County)
1 bedroom
456
2 bedroom
591
3 bedroom
805
4 bedroom
854
5 bedroom
982
Example of Utility Calculation
Two Bedroom - Duplex
Electric Heat
Electric Range
Other Electric
Elec H/W Htr
Trash
Water
Sewage
Range
Refrigerator
$40
$ 4
$12
$11
$15
$49
$49
$ 8
$ 8
Gas Heat
Electric Range
Other Electric
Gas H/W Heater
Trash
Water
Sewage
Range
Refrigerator
$52
$ 4
$12
$11
$15
$49
$49
$ 8
$ 8
NAME:
YOU HAVE:
Mickey Mouse
1
bedroom voucher
Based on your personal income and expenses it has been
ESTIMATED-ONLY
that you will need to look at an unit for no more than
$400
This is the rent amount.
You will pay
$103
Rent
Plus Utilities
You will receive an Utility Reimbursement of
$0
DO NOT LOOK AT UNITS RENTING HIGHER THAN THE ABOVE AMOUNT.
This utility amount
DOES
NOT
include water and trash
Talk to us before you sign anything.
HAPPY HUNTING
THIS IS NOT YOUR VOUCHER AMOUNT
LEGAL DOCUMENTS TO SIGN
Lease Agreement with HUD attachments
Housing Assistance Payments Contract (HAP) Contract between HMHA and the Landlord
Drug-Free Housing Addendum – This also applies to the Landlord as well
Pet Addendum, if applicable
Adjustment of Payment form
Letter to the Charities for assistance with your
Information for Security Deposit
HMHA WILL CALL YOU WHEN
PAPERWORK IS READY FOR SIGNATURE
INCOME and/or HOUSEHOLD
CHANGES
Income goes up…do paperwork
Income goes down…do paperwork
Someone moves in…do paperwork
Someone moves out…do paperwork
Phone number changes…do paperwork
If you get a pet…do paperwork
If you are not sure what to report, call
your caseworker
GENERAL LEASING POLICIES
Unit must qualify as eligible unit
Unit must be inspected by HMHA and meet
HUD’s Housing Quality Standards
Lease must include the required HUD
Tenancy Addendum
Rent charged by owner must be reasonable
Owner must be an eligible owner, approved by
HMHA, with no conflicts of interest
Gross rent of the unit cannot exceed 40% of the
Family’s monthly adjusted income
What if tenant fails to pay rent
or violates the lease?
Landlord speaks to tenant
Notifies HMHA
If a satisfactory agreement cannot be met,
Landlord would proceed the same as he would d if
the tenant was not a Metro client
Provide HMHA with a copy of any 10-day or
30-day notices
Contact attorney
Keep Metro informed
MOST COMMON
FAMILY VIOLATIONS
Failure to report income changes
Failure to get written approval from the
Landlord and/or Metro for additional
household members to reside in the unit
Vacating unit in violation of lease without
WRITTEN notification to HMHA or
Landlord
Causing Damage to unit
Drugs
HMHA RESPONSIBILITIES
Make payments to the Landlord
Review household composition and
income at least once a year--or more,
if required
Inform Landlord and Tenant of change in
HMHA and Tenant portions of rent
Inspect at least once a year
HUD
SECTION 8
DRUG-FREE HOUSING
NO VIOLENT
CRIMINAL ACTIVITY
NOTE: Applicant/Client may request IN WRITING
Informal Hearing or Review
OUR LANDLORDS…..
OVER
350...
HELP MAKE OUR
PROGRAM
SUCCESSFUL!!
LANDLORD RESPONSILIBITES
Show the apartments -- Be specific with the prospective tenant
if this is the condition the unit will be in when tenant moves in
Screen the client
Perform credit or criminal checks if this part of your screening
process
Are pets allowed?
Complete ALL information on the RTA
Discuss your rules and/or lease terms with prospective tenant
Confirm an inspection time with the HMHA inspector
All utilities must be on for the inspection
LANDLORD RESPONSIBILITIES
Collect security deposit—cannot be more than
rent amount charged
Collect tenant’s portion of the first month’s rent
Tenant signs paperwork required by landlord – may have a
separate lease
Provide Landlord with verification of renter’s insurance, if
required
Coordinate change of utilities if tenant pays
Give tenant keys to apartments
Notify HMHA if there is a change in the heat
source during the lease term
LANDLORD RESPONSIBILITIES
Collect the tenant’s portion of monthly rent
Comply with Fair Housing laws
Maintain the unit at ALL TIMES to HUD’s
Housing Quality Standards
Comply with terms of Housing Assistance
Payment Contract
Keep any utilities that they are responsible for
paid and in service
Pay real estate taxes on the property
WE INSPECT!!
MUST MEET HUD
HOUSING
QUALITY
STANDARDS
“HQS”
Living Room
Two electrical sockets or one socket and
permanent light
Window
Kitchen
One permanent overhead light
One electrical socket
Sink
Stove
Refrigerator
Bathroom (also applies to Half Bath)
Permanent overhead light
Sockets are not required
Electric vent or operable window
Tub or shower (preference for both)
A door is required for privacy
A sink separate from the kitchen sink
Bedrooms
Two electrical sockets or one electrical
socket and a permanent overhead light
Window (if made to open must open)
Basements
If basements are to be used on a regular
basis, they must have a working smoke
detector
Stable stairs–handrail required…4 steps or
more
If the basement is used for sleeping areas,
there must be windows that will allow exit
in case of fire
Exterior
Paint
Foundation
Railings
Stairs
Roof
Gutters
Chimney
AUTOMATIC FAILS
No smoke detector or inoperable smoke
detector
No heat
No hot water
No water
You MUST Have
Railings--four or more stairs (inside or out)
Smoke detectors on every level
Separate entrance
Discharge line on water heaters
All electrical sockets and switches must
have covers
All windows on the first floor must have a
lock
Things you may want to check…
What is important to You??
Screens
Water pressure
Paint issues – holes (children under six – BEWARE)
Garbage disposal
Dishwasher
Yard
Carpet
Neighborhood
Garage-Storage
Closets
Air Conditioning
Will the heat be adequate for you?
Furnace filters
You May NOT Have
RATS
Unvented heat source
Portable heaters as a main heat source
Open spaces in fuse box
Shared water meters
Trash cans without lids
MOST COMMON
LANDLORD VIOLATIONS
Accepting rent for a vacant unit
Misrepresenting ownership of property
COLLECTING SIDE PAYMENTS FROM
FAMILIES
Allow units to fall below HUD’s HQS
(Housing Quality Standards)
HMHA may refuse to do business with a
Landlord who consistently allows unit(s) to
fall below HUD’s HQS
SIDE DEALS CAN BE CAUSE
FOR TERMINATION
Charging tenant extra for high water usage
Paying tenant’s utilities included on the lease
Charging extra for pets, appliances, or anything
without HMHA approval
Increasing the rent without notifying HMHA
Charging other people to live in the basement
HMHA may refuse to do business with a
landlord who repeatedly performs side deals
IF YOU HAVE A PROBLEM,
CALL THE LANDLORD FIRST
REMINDER
Clients are required to give current
landlord and HMHA a WRITTEN
30-day notice
Proper vacating of unit is required:
Clean, dispose of trash, utilities paid in
full and transferred to owner
Keys turned in to the Landlord
Have you made a Side Agreement with the
Landlord?
Do you have the utilities you are responsible for in
your name?
Do you have an unauthorized household member?
Do you have an unreported pet?
CALL YOU CASE WORKER
Your case worker can
help you stay
compliant with the
Family Obligations.
Please call if you have
a question, a problem, or
cannot come to
a scheduled appointment.